How to compare and check a rental home

1. Compare the full monthly and upfront cost

Ask what the advertised rent includes and what is billed separately: electricity, water, parking, internet, refuse, prepaid meter charges or shared services. Ask about the deposit, any disclosed once-off charges, the proposed start date and when rent may increase. Check actual amounts in writing rather than assuming the same inclusions across listings.

Example: Home A is advertised at R8,000 per month with estimated separate utilities of R1,200. Home B is advertised at R8,700 with estimated separate utilities of R300. On those assumptions, the monthly totals are R9,200 and R9,000 respectively. These figures are illustrations, not market prices; usage, deposits and other costs may differ. Record your own estimates in the shortlist comparison.

Now suppose Home A requires an R8,000 deposit and Home B requires R17,400. Compare the cash needed at the start separately from the monthly running cost:

These subtotals exclude moving expenses, connection charges and other possible payments. A deposit is a separate amount that may be returned subject to applicable rules and deductions; it is not an extra monthly rent payment. Ask for the actual amounts, timing and terms in writing, then keep a reserve for costs you have not yet confirmed.

Compare rent over the time you expect to stay

For a separate illustration, suppose one option costs R9,000 a month for the first year, then rises by 5% to R9,450 for the second year. Its two-year rent total would be R221,400. Another option at R9,200 a month for both years would total R220,800: R600 less over two years, despite the higher starting rent.

These figures assume 24 complete months and exclude deposits, utilities, fees and moving costs. An increase or renewal is not guaranteed: ask what the proposed lease says, when any change could take effect, and what happens if you leave earlier. Use the same period and cost categories for both homes.

2. Read the lease before paying or signing

Confirm the names of the parties, address and unit, dates, rent, payment method, deposit, renewal and notice terms. Ask who arranges and pays for repairs, what is allowed for pets or occupants, and which building rules apply. If something was promised during a viewing, ask for it to be reflected clearly in the written agreement.

The Alfred Duma Local Municipality's rental guidance lists information to check in a lease. If a term is unclear or the proposed agreement differs from what you discussed, seek advice before signing.

3. Document the condition together

Arrange a joint inspection before moving in. Work room by room and record existing damage or defects, meter readings, keys and remotes supplied, and any agreed repairs. Take dated photographs where permitted; make sure both parties agree how the condition record is attached to the lease and keep your own copy.

At the end of the tenancy, arrange the outgoing inspection and keep a copy of the findings. The Western Cape Government's tenant FAQ discusses inspection records and deposits; check the applicable rules for your province and circumstances.

4. Keep a clear deposit and payment trail

Before transferring money, independently verify the recipient and payment instructions. Ask for a receipt identifying what each payment covers and retain the lease, proof of payment, inspection record and correspondence. Ask how the deposit is held and how you can obtain a record of interest. The Western Cape tenant FAQ explains that deposits and interest are subject to rules and that supporting evidence matters when deductions are disputed.

If an unexpected message changes bank details, verify the change through a trusted number you found independently. If an agent is involved, the PPRA certificate portal provides a way to check Fidelity Fund Certificate details; a certificate check does not by itself verify the listing or payment instructions.

5. Prepare a clear dispute record

First set out the issue in writing, with dates and the outcome you are requesting. Keep the lease, receipts, photographs and inspection records together. If you cannot resolve the matter, contact the Rental Housing Tribunal for the province where the home is located and ask what information and forms it requires.

Example: check a proposed deposit deduction

Suppose you paid an R8,000 deposit, the stated interest is R160 and the landlord proposes a R1,200 repair deduction. The arithmetic is R8,000 + R160 − R1,200 = R6,960. This is an illustration, not a finding that the deduction is valid. Compare the claimed damage with both inspection records, ask for an itemised explanation and supporting repair receipts, and record which items you agree or disagree with. The Western Cape tenant FAQ discusses inspection records, deposit deductions and repair receipts.

Organise a complaint pack

• Write a short timeline: the tenancy address, move-in and move-out dates, payments, inspections and requests for a refund.
• Keep copies of the lease, deposit receipt, interest information, inspection reports, relevant photos and correspondence. Mark any missing records as unconfirmed.
• List the amount in dispute and the outcome requested; identify the landlord and, if applicable, the managing agent.

For a Western Cape residential rental, the tribunal complaint page lists a main form and issue-specific annexures, including one for failure to refund a deposit. It asks for copies of helpful documents. Requirements and forms can differ elsewhere, so check with the tribunal for the property's province before submitting.

The Western Cape tribunal service and City of Tshwane's Gauteng tribunal information illustrate provincial services; use the tribunal relevant to your property. The viewing checklist can help organise observations before you apply.

Sources and review

• Western Cape Government: tenant FAQs — lease, inspections and deposit guidance.
• Alfred Duma Local Municipality: renting guidance — lease particulars and inspections.
• Western Cape Government: rental dispute resolution, complaint forms and City of Tshwane: housing tribunal — provincial dispute services.
• PPRA certificate portal — practitioner certificate verification.

Reviewed 14 November 2026. Official guidance and legal requirements can change; check the current source and seek advice for your circumstances.